But we moved out the low rent tenants and after the rehab we filled all units with market rent tenants.

Although the market is a low cash flow market due to its very low risk being so close to Washington D.C., long-term holders who participate in the upcoming rent increases and leveraged home price appreciation will see a strong opportunity to create Alpha in the market.Deep Dive into the Developments.As you will see, there are many different amazing sub-markets in Alexandria to invest in right now.

Quote from @Bonnie Low: The "best market" is less about the market per se and more about the deal you're able to find in my opinion.

If there were a bulk subscription I could get all my tenants for a low annual or monthly cost I would consider it though

We can go low depending on your unique credit profile.

Your other levers are revenue (which as you mentioned is capped) and expenses (which congrats to you are low).

Duplex appraised 380 (super ****ing low ball) brings in an estimated 3,900 a month in rents. buyer agreed and SIGNED addendum to purchase at 397,500. day of closing they dont show, tell us they didnt know what they agreed to pay over appraised value and are trying to get us to accept 386k. my agent had me lock in our month to month long term tenant to a year lease for THEIR lender and now they pull this.. they have only 5k in escrow account.. my agent wont reduce his commission from 3%-2% to help bridge the gap. suggestions?? 

HI Guenevere, You can acquire your a primary residence from up to 1-4 units for as low as 5% with conventional or 3.5% FHA with a few exceptions.

He didn't want the walls, so he could  keep his cost low.

A lot (not all) of new people are so eager, but this is a bad time to be eager with high rates and low inventory across the country.